2. EFFECTIVE MARKETING McColms First National look for the " right " tenant.

We have extensive experience in marketing and can expose your property to the widest possible number of prospective tenants by utilising:

Local newspapers The Internet Property signage Re-location Companies

We cover an extensive area from Gin Gin and Baffle Creek in the north to Goodwood and Childers in the south and south west.

McColms First National marketing attracts a huge number of enquires.

3. CAREFUL TENANT SELECTION

Our specialist staff are totally focused on finding the best tenant in the shortest possible time.

At McColms First National our job is to get the best possible tenant for your investment property by the following these general guidelines:

a) stability in employment b) satisfaction that the tenant is financially capable of paying the required rent c) verifying that the tenant will maintain your property to the standard required.

A detailed screening process is applied to all prospective tenants and all references are carefully checked.

4. AGREEMENT PREPARATION Once the tenant has been interviewed and approved for your property, we will arrange the signing of the Residential Tenancy Agreement and the lodgement of the Rental Bond as well as the handing over of the keys.

All documentation is carefully checked for accuracy to ensure the owner's legal rights are protected.

5. INITIAL INSPECTION Prior to the signing of a Residential Tenancy Agreement, we carry out a carefully detailed condition report. The initial inspection report is referred to at the end of the tenancy to ensure that the tenants' Rental Bond is accurately disbursed.

6. REGULAR INSPECTIONS Included in our management fees are (2-3) two to three periodic inspections of your property per year. Each time your property is inspected it is automatically diarised for the next inspection. Following a periodic inspection, we forward you a written report detailing the condition and recommend routine maintenance or optional work such as repainting or carpeting.

7. FINAL INSPECTION Immediately after the tenant has vacated the property we will conduct a thorough inspection to determine the refund of the tenant's Rental Bond.

8. PROMPT RENT COLLECTION Paying rent is hassle free for our tenants. Tenants can organize to have direct debit payment, which automatically deposits their rent directly in our trust bank account when their rent is due. This system tends to reduce rental arrears. We also accept payment by cheque or cash at our office.

9. STRICT ARREARS CONTROL We print an arrears report daily, so that the tenants who fail to pay their rent on time, for whatever reason, are contacted on a constant basis. Those that do not respond are served with a Notice to Remedy Breach, explaining that if they fail to pay, or do not contact us to make arrangements to pay, they will be served with a Termination Notice which gives them seven days to vacate.

This is usually sufficient incentive to get most tenants to pay their rent. However, should this warning letter fail to bring results, we will contact you to discuss the matter and instructions as to whether we should proceed with the termination of the tenancy.

10. REPAIRS AND MAINTENANCE We monitor repairs very closely. We act on repairs according to your instructions in the Management Agency Agreement. Should any repair of more urgent nature be reported, such as no hot water, we will attend to this as soon as possible, as it is an essential service. We maintain complete records of maintenance carried out to your property for future reference. Repairs carried out on your behalf are paid for from the rent monies held in Trust (GST applies to any accounts we pay). Full details of the repairs are printed on your monthly Rent Statements with a copy of the relevant invoices attached for your reference.

11.PAYMENT OF OUTGOINGS From the rent collected on your behalf, we can arrange payments of all the standard property outgoings as you instruct in the Management Agency Agreement. Such accounts could include Council Rates and Strata Levies. With reference to Water Rates, we will automatically invoice the tenant for any excess water usage charges, where the property is separately metered.

12. RENTAL REVIEWS We endeavour to ensure you enjoy full market rental for your property. We regularly assess the rental on your property (Done with inspections 6 monthly) taking into account factors such as current market rents of similar properties, the vacancy factor in the area, the general condition of the property, the quality of the tenant and the length of their tenancy. Where we see that a rent increase can be justified, we will advise you and seek your instructions.

13. MANAGING THE TENANT It is our duty as your Managing Agent to ensure that the tenants are well informed as to what is expected of them under the Tenancy Agreement. From the regular mowing of lawns, to the payment of rent in advance, to the behaviour of visitors to the property or the control of noise, we manage the tenant for you, ensuring, as much as is possible, that the terms of the Tenancy Agreement are complied with.

14. ACCOUNTING TO YOU Each month we prepare and forward you a detailed monthly Rent Statement for your property. The Statement details the rent period, the rent collected and any disbursements made on your behalf. We prefer to pay your rent monies by electronic deposit into a nominated account. Alternatively a cheque can be attached to your Statement but this is a slower means of receiving your money

We close our books off at the end of each month.

By arrangement we are happy to make a mid-month payment to landlords. An additional statement fee is charged for this service.

15. DISPUTES WITH TENANTS Disputes between landlords and tenants are not uncommon, but if handled with professionalism and diplomacy, most can be solved expediently.

Most disputes arise over rent increases, repairs and rental bond matters. Initially of course, the property manager acts as negotiator in discussions between the landlord and tenant. If all avenues are exhausted, and the parties have not been able to agree, it may be necessary to use a mediation service or a small claims court. These services are independent third parties which will hear the dispute and make a decision on the matter.

We, as your agent can represent you at the hearing, preparing the case from start to finish. Preparation may include obtaining quotes and taking photos of the property (in case of bond disputes) or researching rental market comparisons in the case of disputes over rent increases. The findings are final, and may not always be to your satisfaction, so it is almost always beneficial to try to solve the problem in it's early stages.There is an application Fee to pay if we are the applicant. There is also a fee for our time as per our Management Agreement.

16. CONSTANT COMMUNICATION As an effective service organisation we should always be available when you want to talk to us.

Our office is open 6 days a week and all of our Property Managers & Leasing Consultants carry mobile phones.

17. SALES Our office is well established and enjoys an enviable sales reputation. We are achieving excellent results and prices for our clients.

We will provide you, if you require, a written annual market appraisal of your property at no cost or obligation to you.

18. LEGAL REQUIREMENTS It is our duty to ensure that all of the requirements of the Government legislation relevant to property investment are complied with.

We will also advise you on the legal aspects of property insurance, if required.

19. INDUSTRY AFFILIATION AND TRAINING McColms First National are members of The Real Estate Institute of Queensland and The First National network, Australia's largest Real Estate group.

Everyone in our Property Management Team is regularly kept up to date with the latest legal and market information from the Institute and with statistics from the Rental Bond Board as well as updates from the Residential Tenancies Tribunal.

All members of our Property Management Team undertake structured on-going professional development to ensure that their knowledge and skills are always at the peak of the industry.

20. COMMITMENT Our commitment to you is to look after your property as if it was our own.